Is there any good way to solve this problem? ADU revision

[gorillakimchi]

I received a revision below from underwriter

"Add commentary on whether any of the improvements/sections of the home can be considered an Accessory Dwelling Unit. If so, provide an additional comparable sale that also has an accessory unit"

The subject property has 2 kitchens (one on the 2nd floor and the other one on the first floor) and I didn't know it could be a problem at that time.

The subject property main entrance is located on a 2nd floor including living, kitchen, dining, 4 beds and 3 bathrooms. (approx 1900sf)

First floor has living room, kitchen, bedroom, bathroom & laundry hook up(approx 700sf) can be accessed only from outside and it seems considered as attached ADU after I researched on this forum. A detached ADU is very common, so I know what to do but I didn't know much about attached ADU...

So, if I consider the 1st floor as an ADU, I have to deduct 700sf. By the way, a public record shows around 2600sf total for the subject property.

Umm... I'm confused what to do

1. Agree that 1st floor is an ADU and find 6 new comps including at least 1 comp has attached ADU (I already checked but couldn't find a comp with attached ADU)

2. Reply to underwriter that it's not an ADU. A public record shows almost same GLA that I measured and bed/bath counts are also same (2nd floor 4/3, 1st floor 1/1) total 5/4. However, I don't think that could be a reason for saying it's not an ADU..

Option 1 is almost same as a new assignment for me since I have to change property info, all comps, and OMV

Option 2 is ideal for me but I don't know what to say..

or is there any good option 3 to handle this situation?

Please help me if can.

Thank you

 

[Dublin ohio]

First floor has living room, kitchen, bedroom, bathroom & laundry hook up(approx 700sf) can be accessed only from outside and it seems considered as attached ADU after I researched on this forum. A detached ADU is very common, so I know what to do but I didn't know much about attached ADU...

From the above description it is an ADU. Does it have separate utilities and own address. Could it be a two family?. What is permitted per zoning. As far as how you handle it. Seems like it could be that you may not have determined the correct type of property. So..............................

If it is for Fannie

What is required for accessory dwelling units (ADUs)?

selling-guide.fanniemae.com

 

[J Grant]

First floor has living room, kitchen, bedroom, bathroom & laundry hook up(approx 700sf) can be accessed only from outside and it seems considered as attached ADU after I researched on this forum. A detached ADU is very common, so I know what to do but I didn't know much about attached ADU...

So, if I consider the 1st floor as an ADU, I have to deduct 700sf. By the way, a public record shows around 2600sf total for the subject property.

To clarify, is there interior access inside the dwelling between the first and second floors? That IMO determines most of all if it is an ADU or other area that can not be factored in the main living area. If there is access between the two floors , such as an interior staircase, it can be one dwelling, and remove the stove or second kitchen if that is the problem -(check with your lender on that ) -fannie I believe, accepts a second kitchen now if you provide a comp with one,-

The critical factor is access from the first floor to the second floor within the dwelling-if there is no access inside between the two floors, then yes, the first floor would be an ADU and you could not count it in the sf living area

 

[gorillakimchi]

From the above description it is an ADU. Does it have separate utilities and own address. Could it be a two family?. What is permitted per zoning. As far as how you handle it. Seems like it could be that you may not have determined the correct type of property. So..............................

If it is for Fannie

What is required for accessory dwelling units (ADUs)?

selling-guide.fanniemae.com

No it's just a regular SFR. I think it's built on a sloped yard. If you see attached pic, 1st floor located in the rear side.

 

[Dublin ohio]

To clarify, is there interior access inside the dwelling between the first and second floors?

First floor has living room, kitchen, bedroom, bathroom & laundry hook up(approx 700sf) can be accessed only from outside

 

[Dublin ohio]

No it's just a regular SFR. I think it's built on a sloped yard. If you see attached pic, 1st floor located in the rear side.

I don't see how you could describe it as anything else but a SFR w/attached ADU

 

[gorillakimchi]

From the above description it is an ADU. Does it have separate utilities and own address. Could it be a two family?. What is permitted per zoning. As far as how you handle it. Seems like it could be that you may not have determined the correct type of property. So..............................

If it is for Fannie

What is required for accessory dwelling units (ADUs)?

selling-guide.fanniemae.com

No it's just a regular SFR. I think it's built on a sloped yard. If you see attached pic, 1st floor located in the rear side.

First floor has living room, kitchen, bedroom, bathroom & laundry hook up(approx 700sf) can be accessed only from outside and it seems considered as attached ADU after I researched on this forum. A detached ADU is very common, so I know what to do but I didn't know much about attached ADU...

So, if I consider the 1st floor as an ADU, I have to deduct 700sf. By the way, a public record shows around 2600sf total for the subject property.

To clarify, is there interior access inside the dwelling between the first and second floors? That IMO determines most of all if it is an ADU or other area that can not be factored in the main living area. If there is access between the two floors , such as an interior staircase, it can be one dwelling, and remove the stove or second kitchen if that is the problem -(check with your lender on that ) -fannie I believe, accepts a second kitchen now if you provide a comp with one,-

The critical factor is access from the first floor to the second floor within the dwelling-if there is no access inside between the two floors, then yes, the first floor would be an ADU and you could not count it in the sf living area

I just talked with a property owner and he advised that there's no interior access

 

[gorillakimchi]

No it's just a regular SFR. I think it's built on a sloped yard. If you see attached pic, 1st floor located in the rear side.

I just talked with a property owner and he advised that there's no interior access

I think I have to do all over again

 

[Tiffany Gibbons]

Forget about public record. The assessor typically does not gain interior access so they have no way of knowing that the first floor can only be entered from the exterior.

 

[J Grant]

No it's just a regular SFR. I think it's built on a sloped yard. If you see attached pic, 1st floor located in the rear side.

I just talked with a property owner and he advised that there's no interior access

Didn't you see that when you were inside...
if there is no interior access between the first and second floor, then indeed it is an ADU and must be taken out of the total sf - need at least 2 comps with an ADU, the rest of your comps maybe you can keep them..